Tenants Portal

We specialize in single family homes and apartment complexes with more than 20 units.

Notice of Intent to Move Out

If you are planning to move out of your unit, please fill out the form below. Please make sure all required fields are included. Normally you are required to give a 30 day notice that you intend to move out, so please check your lease for that. If you have any questions, you can reach out to us by phone (858) 449-7294, by email [email protected], or by sending us a message through our contact us page.

Tenant Names *

Include names of all tenants intending to vacate

Property Address *

Email *

Phone *

Intended Move-Out Date *

Reason for Moving Out

Notice of Right to Initial Inspection *

I decline the initial inspection.
I request the initial inspection of my unit, and wish to be present.
I request the initial inspection of my unit, and do not wish to be present. (Owner/Agent shall post a 24 Hour Notice for any inspection if the tenant requests not to be present but still wants the inspection done.)

I understand that I have the right to request an initial inspection of my unit and to be present during that inspection, which shall occur no earlier than two weeks before termination of the tenancy and during normal business hours. I also understand that at this initial inspection, the Owner/Agent will provide an itemized statement specifying repairs or cleaning that are the basis for the deduction from the security deposit. I understand, however, that this may not be a final accounting of deductions from my security deposit. I understand that no later than 21 days after Owner/Agent has regained possession of the premises, Owner/Agent shall provide me with a statement indication the basis for and the amount of any security received and the disposition of the security and shall return any remaining portion of such security deposit to the resident.

Forwarding Address (if known)

Are You Leaving Before the End of Your Lease? *

I Understand the Following: That a 30-day notice of intent to vacate is required by §1945 California Civil Code for month to month tenancies. For a resident on a fixed-term lease, a 30-Day notice of intent to vacate does NOT release the resident from any obligation of the lease term, including payment to the end of the lease. There is a $1,000 fee for breaking the lease and a $500 fee for a Change in Roommate. Fees must be paid prior to approval. Resident’s possession of the unit remains in effect until all belongings are removed and all keys are returned. Except as may be provided by law, rent is due and payable up to and including the final date of possession, or 30 days after service of this notice to Owner/Agent, whichever is later. Resident CANNOT use the security deposit as a last month’s rent. Rent is payable through the termination of the tenancy.

Tenant Signature *

Type your name to verify that you understand the information above and that you are the tenant of the unit listed above.

Move Out Procedures

Give a Written 30-Day Notice: At least 30 days before move out date: You could be financially responsible for the unit for 30 days after your written notice is given, so please make sure that you give written notice as soon as you know your move out date. You can submit this notice by filling out the above form, or sending a physical letter or email.
Pay All Utilities Until Move-Out: Make sure all utilities (if applicable) are left in your name until the final day of your rental term. If you do not pay all your bills, the amount will be deducted from your security deposit.
Schedule Move-Out Inspections: Call or email the office to schedule a move out inspection.
1. Pre Move-Out Inspection: You can have a move out inspection no earlier than 14 days before your final move out day. This inspection will help inform you of anything that could potentially be charged to you upon move out. We encourage you to take advantage of a pre move out inspection. It is suggested that you are there for this inspection BUT you don't have to be.
  - Notify us ASAP to schedule this inspection via our Contact Us Page, phone, text or email.
  - Inspections are done during regular business hours. Monday-Friday, 9:00 AM to 3:00 PM only.
2. Final Move-Out Inspection: A final move out inspection must be scheduled with our office on or before your final day. A final move out inspection will be completed and you will return your keys at that time. Keep in mind, this final move out inspection will be the last time you enter the unit. The unit should be clean and empty.
Give the Office Your Forwarding Address: Please provide this so that we can make sure we get your security deposit disposition and possible refund back to you in a timely manner. We will have your security deposit disposition postmarked and mailed to the provided forwarding address within 21 days. IMPORTANT: If we do not have your forwarding address, we will send it to your last known address - the address you are moving from. You will want to make sure you register your change of address with the US Postal Service. If you fail to provide your forwarding address, this will delay your receipt of the Security Deposit Disposition.
Clean the Unit Completely: Make sure that the unit is cleaned to professional standard. Using wipes to clean surfaces will not be sufficient. If you aren’t able to clean your unit to the inspection standards, it will be professionally cleaned and the amount taken from your deposit.
Return All Keys and Remotes in Functioning Order.

FAQs for Moving Out

Why do I need a Pre Move-Out Inspection?

A pre move-out inspection is a great idea for tenants. It will allow us to inspect your unit and let you know about any possible charges that could be deducted from your security deposit. This allows you to fix or repair anything before the final move-out and have a better chance of receiving your deposit back.

When will I get my security deposit?

We will have your security deposit disposition postmarked and mailed to the provided forwarding address within 21 days after you move out. If you didn't provide a forwarding address, that could complicate or delay the disposition.

What are common move-out charges?

The two most common charges will be professional cleaning and carpet cleaning. Cleaning and carpet cleaning must be done at a professional level. Also, if you work hard to clean, but there are missed areas, we will still have to send a cleaner to take care of that. We do have vendors that clean carpets professionally for a great price, so let us know if you would like to have us take care of the carpet cleaning. Here are some common charges that we see, however, potential charges are not limited to this list:

Cleaning - This is the most common charge. This must be done at a professional level. If you pay a professional cleaner and they do not clean to our standards, you will be responsible for a 2nd cleaner to come and finish the job. Often we suggest using a cleaner on our approved vendor list or allowing us to clean the unit to make sure it's done properly.
Carpet cleaning - Carpet cleaning must be done by a professional company. Vacuuming carefully does not count. Since we have relationships with carpet cleaners, we can get this done at great prices.
Carpet or flooring replacement charge - This is usually prorated. Flooring is expected to have an 8 year lifetime, but you could be charged for damages beyond normal wear and tear.
Paint or wall repair charge - This is usually prorated. Paint is expected to have a 3 year lifetime, but you could be charged for damages beyond normal wear and tear.
Landscape maintenance - If landscape maintenance was your responsibility, you will need to make sure the landscaping looks the same as you received it. Trim grass, hedges, and trees, sweep walkways, and clean off any oil stains.
Haul Away - If you leave behind personal property, it will need to be removed. Sometimes this will require a company to come and haul away or trash out the unit. This costs money and could get charged to you.
General Maintenance - If anything is damaged beyond normal wear and tear and needs to be repaired, we will have to send a vendor or maintenance technician to repair it. This could include damaged blinds, torn screens, burnt out light bulbs, or clogged drains due to hair or food.

What If I Need to Break My Lease?

This is possible and can be done, but we want to make sure everyone is on the same page regarding breaking leases early. We encourage you to review your lease agreement to clarify any questions you might have. Here are a few things to keep in mind about the lease break process:

There is a lease break fee that must be paid in order to begin the lease break process. This is usually a fee of $1,000, but you will need to check your lease or talk to your manager to verify the exact amount. This fee must be paid before we can advertise the unit or process any new applications.
Remember that you are financially responsible to pay for all monthly charges until a new tenant moves into the unit and takes possession. This includes all utility costs. That means if the unit is rented to another tenant before the end date of your original lease, you will be charged the monthly charges up until the date of their move in.
We will do our best to advertise and rent the unit to someone else (to minimize the cost to you), but it would be a good idea to help with this process by allowing showings, cleaning your unit well, and allowing us to perform a pre move-out inspection.
Normally, your security deposit disposition would be mailed to you (using the forwarding address you provide) within 21 days of your move out. However, during lease break situations, we have to wait to send out the disposition until a new tenant moves in since you are still technically financially responsible for the rent of the unit until this time. We will deduct any charges for damages or cleaning, but we also have to make sure the rent is fully paid before sending back any funds. This may take longer than 21 days.

There is a specific section in your lease regarding this and it has more details that aren't mentioned here. Please review that section. Communicating with us is always best, so if you are considering breaking your lease, please reach out to your manager as soon as possible.